Murrays Beach vs Caves Beach.
Comparing two suburbs with median house prices of $1,194,750 and $1,400,000. Caves Beach edges out on more headline metrics in this comparison.
Murrays Beach (median $1,194,750) is roughly 15% cheaper to buy into than Caves Beach ($1,400,000). Over the past year, Caves Beach (+8.1%) ran 4.2 percentage points ahead of Murrays Beach (+3.9%) on house-price growth.
Caves Beach scores higher on walkability (0/100 vs 16/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Caves Beach (994) sits above Murrays Beach (988). Murrays Beach skews owner-occupied (94%), Caves Beach runs more rental-dense (79% owner).
For buyers
Murrays Beach is the lower entry point at $1,194,750 median, 15% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Murrays Beach delivers the better gross yield (1.61% vs 1.37%), but Caves Beach has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Caves Beach edges out on average school ICSEA (994 vs 988). Murrays Beach also has a higher family-household share (92% vs 77%), so the catchment community skews family-heavy.
Common questions
Is Murrays Beach or Caves Beach cheaper to buy in?
Murrays Beach has the lower median house price at $1,194,750, roughly 15% below Caves Beach ($1,400,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Murrays Beach or Caves Beach?
Over the past 12 months, Caves Beach grew +8.1% vs +3.9% in Murrays Beach, a gap of 4.2 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Murrays Beach or Caves Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Caves Beach scores 994 vs 988 in Murrays Beach. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Murrays Beach or Caves Beach?
Caves Beach scores 16/100 on walkability vs 0/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Murrays Beach or Caves Beach?
Gross rental yield on houses is 1.61% in Murrays Beach vs 1.37% in Caves Beach. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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